Financing Foreclosed Homes

 A "not so beautiful day in the neighborhood" for some homeowners today. Living next door to a boarded up home after foreclosure is not anyone's choice. Even with the price being way below market value (also not a blessing for the neighbors) the problem generally lies in being able to finance a severely distressed property. There is an answer that a lot of folks are over-looking in today's market. That is the old 203K loan. Still viable, available and a real good way to purchase that "fixer property" and have enough money to make it habitable.

Foreclosure properties, especially those with the water and power turned off, may not qualify for standard financing, but may qualify for a federally insured 203(k)loan. Buyers who are going to "owner occupy" the property and do not have enough money to purchase a foreclosure home using cash, may qualify for the federally insured 203(k) loan, which allows borrowers to roll projected rehab costs into the loan.

Since most foreclosure properties are sold "as is" and, oftentimes, heating, plumbing, and/or electric are problematic or inoperable, it's unlikely a conventional lender will lend money on the home. With a 203(k) loan, buyers generally employ an independent consultant hired by the Federal Housing Administration to review contractor cost estimates and architectural plans for things like whether the work will bring the property up to minimum standards, while not going overboard on improvements.

Buyers should be aware that not all foreclosure properties will be eligible. For instance, a partially built house that has never had a certificate of occupancy will require a construction loan of the kind that a commercial developer would use. We're also seeing more and more "unfinished remodeling job" homes today where the seller ran out of money and the building systems and/or structural definitions are lacking or insufficient. Those would require construction loans as well.

The interest rate on a 203(k) loan is approximately a quarter of a percentage point higher than on a standard FHA-insured loan, and a buyer also can expect to pay 1 or 2 points. Also, as with other FHA-backed loans, down payments may be as low as 3.5 percent, and loan limits apply. Currently, most FHA loans are capped at $729,750.

My friends at PACIFIC FIRST FINANCIAL will give you all the information necessary to investigate the 203K loan for your purchase. They also work with the CHF Platinum Program which is a Homebuyers Assistance Program featuring low interest rates and down payment along with closing cost assistance with Grants that do not have to be repaid. Call Sheila for the latest info at 310-214-9299.

Tote your toolbelt over to my office and I'll give you list of great opportunities in your neighborhood! We're always ready to work for you here at Team South Bay Realty, Your Realtors For Life!

Call 310-534-3940 or email: Charlie

RED FLAGS

Today, buyers are looking for a Great Deal.   Sometimes we forget that a great deal is about a lot more than just the price.  So many of our distressed properties today (those in foreclosure or involving short sales) have not been maintained for quite a while.  Think about the homeowner who can't afford to pay the mortgage payment.  Do you think this homeowner is being diligent about the maintenance?   So, here are just a few RED FLAGS to look for when choosing a "smoking buy" in today's market ...

RED FLAGS

 Steep slopes (especially of concern in areas of periodic heavy rains and in areas sloped to create subdivisions, which have resulted in many landslides.)

Floors that appear unlevel

Cracks in the foundation, walls, or ceilings

Doors and door casings which are not square to each other

Water stains on walls or ceilings

Smell of dampness in structure

Apparent additions or structure modifications

(were additions or modifications done under a valid building permit?)

 Presence of an oil heating system or evidence of a prior oil heating system

Soft floors in an area such as a bathroom or kitchen

Evidence of poor caulking in tub/shower surround areas

Use of manufactured siding

Gas or oil furnaces that show yellow flames

Evidence of water stains on crawl space piers, footings, or walls

Evidence of crumbling concrete foundation walls (often, older homes in California were built with sand that contained a great deal of organic material. This material over time breaks down and simply leaves the foundation concrete in a deteriorated state)

Evidence of standing water on a property

 

When I am showing a home to one of my buyers, while they are looking at the floorplan and the backyard and the upgraded kitchen, I'm looking for signs on my "Red Flag" list.  Better to find these problems before we close the escrow than having to deal with the headache and expense of curing or repairing after close.  I have several very good Home Inspection Companies that I highly recommend.  If you are thinking about buying a home in this market with over 50% distressed home inventory, call me first.  Even if you are using another Realtor (which I certainly hope you are not) you will still need a very good home inspector.  It doesn't hurt to have more than one set of eyes examining the home before you pay for the inspection either!  (That would be mine and yours first of all.)  It pays to know what you're buying or know exactly what you are paying before you commit.  Call Your Real Estate Consultant For Life!

You'll be glad you did...

Charlie & Dyna